Yes, that water is supposed to drip like that.

By
Home Builder with Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366 CSL#642819
http://actvra.in/ygn

 

Yes, that water is supposed to drip like that.

 

I’ve been doing a few apartment community exterior dry rot lists that need to be done before painting this spring. I came across some common issues that can help in reducing your water related damages. This post has to do with your air conditioner condensate lines, I know it is not warm enough for the A/C yet, but it is the perfect time to get the repairs done.

Water dripping on windowYou need to check a few things to prevent water damage to your property.

First, any office, apartment or home with a forced air system has condensate lines that usually lead outside. The primary line will exit the building near the first floor level and drip onto the ground or into a drain. It should be clear of obstructions and you should be able to see the water dripping when in use.

There is a secondary line that is designed to drip when the primary line is not flowing correctly. If this line is dripping, you need to clear the first line. Why? If both lines get clogged, the water will be collecting at the forced air unit and leak water. This can quickly put water in an area where the damage can be extreme and hard to get to.

If your a/c unit is on the second story, attic or upstairs apartment unit; that secondary line will often times be above a first story window. This may seem like a silly place to put it but there is good reason. There is a problem with this though. Too often the pipe coming out from the wall is not installed far enough away from the building drip to the ground.

rotted wood around windowIf the dripping hits the window trim for an extended period of time, many things can happen. The wood will rot, the window will leak, and over time this can get to be severe and costly. Remember, if this pipe is dripping, the primary line is clogged.

So what is the answer? The easiest quickest way to check these lines is to walk around the building while the a/c units are running; you can do this during the summer when the units are running anyway. Check for the dripping lines around the house or office. In an apartment community regularly walk and check for the dripping pipes. Since you are walking around and checking for drips, check to see if there has been damage caused by the condensate lines. The earlier you find the water damage, the quicker and easier the repairs can be to correct.

If you need help in finding and correcting this problem, there are contractors who can help. If you are in the Sacramento area, we would be glad to help you look for problems with water damage and give you recommendations on what you should do.

 

Sacramento County

El Dorado County

Placer County

Yolo County

 

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Topic:
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Rainmaker
1,185,740
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
General Contractor, Dry Rot and Water Damage
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366

Thanks Captain for the feedback.

We can all benefit from some preventive maintenance right?

April 02, 2012 06:12 AM
Rainmaker
1,548,328
Captain Wayne Rowlett
Florida Real Estate School
Rowlett Real Estate School LLC

An ounce of prevention is certainly worth a pound of cure.. Great post Tom. 

April 02, 2012 06:16 AM
Rainmaker
386,343
Diane M. Phillips
Realtor 443-286-4365
Frankly Real Estate Inc.

Tom ~ This is a great time of year to do an outside inspection and get professional help as needed to keep costly repairs down.

April 02, 2012 09:34 AM
Rainmaker
563,424
Chris Smith
South Simcoe, Caledon, King, Orangeville Real Esta
Re/Max Chay Realty Inc., Brokerage

Tom, the alarming thing is that this represents years of damage.  Did no one notice?

April 02, 2012 01:06 PM
Rainmaker
647,632
Realty Works Temecula
Real Estate, Temecula, Murrieta, Menifee
Realty Works Temecula

Tom:  I just recently had a buyer become so concerned about condensation line that was properly installed, he kept asking me what the water line was that was dripping and the home inspector had just left.  Now I can be better prepared and mention in the future that if not for properly installed condensation lines there were be evidence of wood rot and or stucco damage, thanks to your detailed description of condensation lines and why they are so important.

April 02, 2012 03:43 PM
Rainmaker
1,185,740
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
General Contractor, Dry Rot and Water Damage
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366

I agree Diane, it would be a great time to get this done.

April 02, 2012 03:49 PM
Rainmaker
1,185,740
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
General Contractor, Dry Rot and Water Damage
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366

Often times the condensation lines are run towards the back of the building where there is less traffic. Also, the blinds were rarely opened so no one noticed the dripping above the window. That is why walking around and doing a physical inspection is so important Chris.

April 02, 2012 03:49 PM
Rainmaker
1,185,740
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
General Contractor, Dry Rot and Water Damage
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366

I am glad to hear that you got something out of this post and hope that it helps in the future Jane.

April 02, 2012 03:53 PM
Rainmaker
318,653
Sara Homan
Realtor, Homes, Farms & 55+
Coldwell Banker Ellison Realty 352-209-4044

Hi Tom,  Too often we neglect the simple fixes and end up paying a lot more than we should have had we done the maintenance things all along.  Great post.

April 02, 2012 04:21 PM
Rainmaker
1,185,740
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
General Contractor, Dry Rot and Water Damage
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366

Thanks Sara for the comment.

I know that many people get that feeling of regret knowing that they could have prevented the problem themselves.

Enjoy this day!

April 02, 2012 04:26 PM
Rainmaker
1,733,247
William Feela
Realtor, Whispering Pines Realty 651-674-5999 No.
WHISPERING PINES REALTY

Water is the biggest enemy to the home in my opinion.  Take care of that issue and it is easy sailing after that.

April 02, 2012 04:53 PM
Rainmaker
1,185,740
Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366
General Contractor, Dry Rot and Water Damage
Dry Rot and Water Damage www.tromlerconstruction.com Mobile - 916-765-5366

You make a good point William, water can cause damage in the form of dry rot, fungus growth, mold and mildew. Maybe the EPA should ban water use in the future.  Just kidding, thanks for the comment today!

April 02, 2012 05:23 PM
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Rainmaker
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Tom Arstingstall, General Contractor, Dry Rot, Water Damage Sacramento, El Dorado County - (916) 765-5366

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